Portofino Tower · South of Fifth, Miami Beach A property-specific plan for pricing, preparation, marketing and buyer follow-through.
Start with the homes that compete with yours. Decide what should be ready before the first showing and what a buyer needs to confirm. Your residence and timing guide the plan.
Portofino Tower building overview / Sell Your Condo
See Adrian’s seller process and marketing strategy for the broader approach. Use Moving In & Out when planning deliveries and the eventual handoff.
Planning question: what improvement in the sale outcome could justify funding the extra time? The figures below measure an assumed cost; they do not predict a later sale price.
Waiting brings more bills and uncertainty. A later sale price may also differ. Compare the possible change in your proceeds with the cost of the extra time. A monthly mortgage payment is only part of the holding-cost calculation.
Illustration only: assume $8,000 of nonprincipal carrying costs each month. This is not an estimate for a particular Portofino residence.
$8,000Illustrative nonprincipal carrying cost
What change in presentation, access or demand could make the wait worthwhile?
$24,000Illustrative nonprincipal carrying cost
Would the potential difference in proceeds cover carrying costs and any additional work?
$48,000Illustrative nonprincipal carrying cost
Does this still fit your liquidity, occupancy and next-property plans?
Build your monthly figure from regular association billing, separate assessment installments, property tax, insurance, utilities, maintenance and mortgage interest, where applicable. Check what is already included and which bills end during the period. Track mortgage principal separately. It uses cash and reduces the loan balance. Taxes, assessments and repairs may have different due dates and budget treatment.
Compare offers on estimated proceeds, contingencies, financing, delivery dates and execution risk. A hypothetical cost of waiting is a decision benchmark; it does not establish the right asking price or prove that a future buyer will pay more. Review the ownership-cost components before using a holding-cost figure.
Bring the unit, current occupancy and your timing. Financial statements and loan information can be shared through the appropriate private transaction process.
Start with the actual plan and interior-area source. Then compare floor, orientation, condition, outdoor space, parking and storage. Record the differences before using price per square foot. Matching bedroom labels or unit-number suffixes do not establish identical homes.
Source context: condominium declaration §3.3(a)–(b), PDF pp. 6–7, distinguishes outdoor-space and storage rights. A residence-specific pricing recommendation requires current comparisons and a property review.
Show the buyer the current recurring bill, its inclusions and the separately payable amounts. A clear cost file helps them compare homes and gives you dated records for their questions.
Use current documents for the exact residence; distinguish adopted obligations from proposals.
Include in the seller file | What it answers |
|---|---|
Current association statement and adopted fee schedule | What is the regular payment and billing period? Are Tower, Shared Master and reserves already included? |
Approved assessment notices and the unit’s remaining schedule | What is separate from regular dues, when is it payable and what does the purchase contract allocate? |
Tax bill, unit-insurance information and service inclusions | What does this owner pay now, and which amounts need a buyer-specific estimate? |
Dated project/access update and supporting records | What work may affect inspections, showings, move timing or use of amenities? |
The Cost of Living guide explains the budget categories and documented fee changes. The Building Documents & Updates guide identifies the records to request. A seller’s tax bill is a historical observation; a buyer’s future tax bill may differ.
Start with records in your owner file, then request missing or updated items from the responsible source. Mark each with its date and Tower, shared-Master or unit scope. The Building Documents & Updates guide explains the building records and their uses.
Purpose: support the layout, area and renovation description. Gather plans, specifications, permits and relevant completion records from your files and project professionals; use municipal records where appropriate. Identify any difference between an advertised plan and the home being sold.
Purpose: establish what accompanies the sale. Ask management for the relevant assignment records and compare them with your ownership documents. Confirm space identities and transfer questions before describing them. General valet service does not establish an assigned parking right.
Purpose: help the buyer understand applicable charges and building obligations. Request the current governing documents, amendments, budget, financial and assessment materials through association management. Ask which separate Master records apply. Keep confidential documents in the appropriate transaction process.
Purpose: prepare for buyer and lender diligence. Request the applicable insurance, reserve, inspection and recertification records through the responsible association or its authorized provider. Check the association name, reporting date and document scope; Master coverage does not establish Tower coverage.
Purpose: identify requirements that could affect closing or possession. Ask management for the current purchaser/resale package, required submissions, fees, processing steps and move arrangements. Have the closing professionals identify the transaction-specific ownership and closing documents they need.
Sources: declaration §§3.3(b), 3.4(g) and 23, PDF pp. 6–7, 10 and 42–43. This preparation framework does not replace management’s current purchaser requirements.
Before photography or showings, check notices affecting the residence, balcony, arrival route, parking and facilities you plan to feature. Confirm the component, affected locations and notice date. Ask whether access will change during your showing period.
Keep a short, dated explanation with the supporting record. The February 28, 2025 railing certificate addresses a particular installation; it does not establish whole-building completion. An extension request or individual permit milestone likewise does not establish completed recertification.
Use current photographs and accurate descriptions. Review Amenities for facility scope and Rules & Policies for use requirements, then confirm the current arrangements for the showing.
Sources: Balcony Railing Project Engineer report, February 28, 2025, p. 1; engineer extension request, August 24, 2026, p. 1. Current access needs the applicable operating notice.
Ask about the buyer’s timing, financing approach, showing priorities and building questions. When financial qualification is appropriate, use the agreed private transaction channel for documents.
Compare price, financing, contingencies, deposits, requested inclusions, closing and possession together. A lender may need condominium records beyond the buyer’s own questions. Identify those requests early; approval is still separate.
Adrian can help organize proposals, negotiation priorities and follow-up within the agreed representation scope. Contract interpretation, title and specialist building questions belong with the appropriate transaction professionals.
For residences on floors 3–28, the last two digits identify the unit line: 405 is the 05 line on the fourth floor, and 2305 is the same line on the twenty-third floor. The plan still depends on the floor range: the declaration shows three terrace residences on the third floor and nine residences per floor on floors 7–9. Adrian Burke identifies the 05 and 06 lines as Tower 3. Confirm the floor-specific drawing and any changes inside the residence.
Your listing should identify the applicable line and floor-range plan, usable bedroom arrangement, interior-area source and outdoor space. Document the actual outlook from the living room and primary bedroom, including the nearby-building context. Those details explain why a buyer might pay differently for two homes with the same bedroom count.
For Tower 3, use the 05 and 06 lines separately. They are not interchangeable floor plans. For a third-floor residence, document the exclusive-use terrace dimensions and rights. For an altered or combined home, use its current configuration and supporting records rather than a typical drawing.
Compare Portofino floor plans, unit lines and exposure before treating two residences as direct comparables.
Layout guidance: Adrian Burke’s firsthand building observations, November 1, 2026; recorded condominium declaration floor schedules (PDF pages 59–66) and supplied floor-plan sheets reviewed November 1, 2026. Plan areas and MLS living areas are separate source measurements. See plan sources and measurement notes.
This historical comparison helps frame a Portofino pricing discussion. All rows use January 1, 2022–October 30, 2026, covering four complete calendar years plus 2026 year to date. The next step is to select the sales most relevant to your residence and compare them with today’s alternatives.
Bedroom counts follow the listing records. The one-, two- and three-bedroom rows exclude records labelled PH or TH, records reporting at least 4,000 interior square feet, and other bedroom counts. Those appear in the separate larger/other row and need individual comparison. These are analytical groups, not official floor-plan or tower classifications.
Listing group | Closed records | Median sale price | Median price / sq. ft. | Median reported DOM |
|---|---|---|---|---|
1 bedroom | 5 | $1,075,000 | $977 | 174 |
2 bedrooms | 15 | $2,325,000 | $1,152 | 80 |
3 bedrooms | 29 | $3,100,000 | $1,373 | 99 |
Larger / other configurations | 5 | Review individually | Review individually | Review individually |
Each n is the number of usable records for that measure. “Small sample” means 5–9 usable records; a dash means fewer than 5, not zero. The larger/other group combines different configurations, so its medians are not used as a pricing benchmark.
The five one-bedroom closings in the 2022–2026 YTD comparison are dated May 6, 2022–March 11, 2025. That limited, older sample is a historical reference; it does not establish a current one-bedroom value.
Price: use the bedroom median to organize the review, then adjust the comparison for layout, condition, outlook, outdoor space and included rights. Multiplying your square footage by the table’s median price per square foot does not establish an asking price.
For the closest comparisons, review the actual living-room, bedroom and terrace views, nearby-building privacy, usable outdoor space and finish presentation. Separate residence photographs from aerial or common-area images and identify virtual staging. These details help explain comparable selection; photographs alone do not establish renovation permits or a dollar premium.
Timing: the reported DOM medians describe historical listing records. They do not include every aspect of preparation, negotiations or closing, and do not predict your sale. Agree on review points using current competition and the response to your own listing.
For the latest 12-month period, October 31, 2025–October 30, 2026, the supplied file records 14 closed listings, a $3,100,000 median sale price and 113.5 median reported days on market (14 usable records for each median). That all-configuration sample includes two TH-labelled records reporting 5,450 interior square feet each; it is broader than the bedroom groups above.
Review the full Portofino sale comparisons and annual history for the more recent bedroom sample, calendar-year figures and the limits of period-to-period comparisons.
Price per square foot is the median of each sale’s price divided by its reported interior area, rounded to the nearest dollar; it is not the median sale price divided by median area. DOM is the source’s reported days on market, not cumulative exposure or time to closing. Missing values are excluded separately for each measure; valid zero DOM is retained.
Source: supplied MLS export for 300 South Pointe Drive received October 30, 2026; analysis by Adrian Burke. Records are selected by reported closing date and closed-sale status. Counts represent closed listing records, not unique residences. The export’s intrinsic extraction time and complete coverage of every building transaction were not established. Historical results are not current asking prices, an appraisal or a forecast.
For selected Tower 3 05-line sales reporting 2,340 square feet on reported floors 3–28 without a unit-number conflict, six completed events (Small sample) from January 2022 through October 2026 range from $1,618,839 to $3,650,000, with a $3,302,500 median and 132.5 median DOM. That wide range is the reason to inspect the home, its outlook and the sale date before recommending an asking price.
The corresponding 06-line / 2,040-square-foot group contains only two sales, from $2,200,000 to $2,900,000. It should not be substituted for an 05-line valuation. For either line, identify the current bedroom arrangement, area source, terrace and condition; then compare current competition with the most relevant completed sales.
See all six selected line and sale-price comparisons and review the applicable floor plans and exposure.
Source: SEFMLS via Matrix, across participating brokerages, supplied through October 30, 2026; analysis November 1, 2026. Selected line/MLS-area cohorts, not all residences. Tower 3 line mapping: Adrian Burke, November 1, 2026. The observations mix dates and conditions and do not establish today’s value.
For the same reported three-bedroom, 2,340-square-foot condo category, unit 405 records a $1,618,839 closing on October 31, 2025, with 144 DOM and an explicit fourth-floor entry. In the longer January 1, 2022–October 30, 2026 sample, the 9+ reported-floor group contains 12 completed reports across 11 residences, ranging from $2,050,000 to $4,500,000, with a $3,325,000 median. These are dated observations, not automatic adjustments to your asking price. The source review flags atypical circumstances for the 405 transaction, so it needs individual review before being used as a price anchor for another home.
A seller comparison should show why a buyer would choose this residence: the view from the living room and primary bedroom, the neighboring-building context, usable terrace shape, visible finish package and documented improvements. A higher floor does not certify a newer renovation; a low floor may offer a distinctive terrace. Use photographs from the relevant transaction period when assessing an older sale, then inspect current condition before positioning today’s listing.
The complete dated floor-price comparison shows the small lower-floor groups and their ranges. A property-specific review can select the closest residences and explain differences in timing, outlook and condition without claiming a fixed seventh-floor premium.
Source: completed MIAMI Association of REALTORS/SEFMLS sale reports supplied through October 30, 2026, reviewed November 1, 2026. Same reported bedroom/area criteria; repeated listing events and sample counts remain visible. Professional guidance and sources.
Present the outlook accurately. Historical 403 photographs show partial water beyond landscaping; other lower-floor homes emphasize pool, garden or nearby-building views. That difference should be visible in your listing’s current room and balcony photographs. A whole-floor “no view” label can hide a useful distinction; a water-view label alone can overstate one.
Before promising a renovation or layout benefit, assemble current photographs, the applicable residence plan, and records identifying the actual work. For terrace or combined-home claims, reconcile the measured area and the rights being offered. A cancelled combined-unit advertisement or a virtual renovation image does not establish the home a buyer will receive. See the document checklist and floor plans and residence differences.
November 1, 2026 supplemental review: 3rd and 4th Floor Sales.pdf and matched exact-MLS photo records. The new review adds context to existing events; it does not establish a fixed renovation, terrace or floor premium.
A useful pricing review identifies the closest completed sales and current competition, explains the differences, and relates them to your home and timing. The starting information is the unit, condition, improvements, included rights and intended delivery.
Assess what a buyer will see, the condition issues that could interrupt a decision and the practical cost of improvement. Agree on priorities before ordering work. A renovation budget does not guarantee an equal increase in the sale price.
Yes. Begin with the existing lease, showing arrangements and possible delivery dates. Review the actual agreements and requirements before promising access or vacant possession. Keep the tenant’s private information out of public marketing.
First establish which work affects your residence, access or the buyer’s decision, and what current records actually confirm. Compare the costs and timing of waiting with your own plans. A future completion date or resulting price improvement should not be assumed.
No. Bring what you have and identify what is missing. A useful first review separates items needed to describe and launch the home from records to obtain for buyer diligence and the transaction.
Start with the estimated sale price, then subtract mortgage or other payoffs, transaction expenses, prorations and agreed credits or obligations. Review the worksheet with current payoff figures and transaction estimates. The result can change with the closing date, final price and negotiated terms.
Compare sale timing and estimated net proceeds with expected holding costs, vacancy, repair and management responsibilities, and how long you want to retain the home. Before offering a lease, confirm current eligibility and the unit’s lease commencement history with management. Adrian can help organize relevant sale and rental comparisons.
Not automatically. A carrying-cost calculation shows the financial consequence of time; comparable sales, current competition, condition, demand and your delivery plan still inform pricing. Compare the likely change in proceeds with the additional costs and uncertainty of waiting.
Provide the current regular statement, its inclusions, the adopted fee schedule and any separately approved assessment with the unit’s remaining payment schedule. Keep proposals separate. The buyer should obtain current transaction-specific documents and a buyer-specific tax estimate before relying on a total.
Adrian represented the sellers of Residences 1 and 2 at Meridian Place, 325 Meridian Avenue, and later represented the buyer of Residence 15. All three were reported at 1,300 square feet, but their configuration, condition and renovation profiles differed.
Historical transaction record. This case describes Adrian’s work at Meridian Place elsewhere in South of Fifth.
Residence / Adrian’s role | Closing date | Reported closing price |
|---|---|---|
Meridian Place 1 · seller representation | October 16, 2023 | $1,200,000 |
Meridian Place 2 · seller representation | January 24, 2024 | $1,200,000 |
Meridian Place 15 · buyer representation | April 2, 2024 | $1,050,000 |
The seller assignments exposed Adrian to the questions buyers raised about those homes and their association. The later buyer assignment allowed him to apply that experience when comparing another residence. The lesson for a Portofino seller is to explain the actual home—layout, condition, included rights and current documents—rather than rely on one comparable sale or a price-per-square-foot shortcut.
These transactions do not isolate the value of renovation, establish a Portofino price or predict a future result. MLS A11431850, A11446759 and A11515856; transaction roles and case narrative supported by Adrian’s approved July 13, 2026 case record. Client identities are omitted.
Explore Adrian’s Sales & Leasing Resume and client testimonials for additional experience.
Adrian’s seller review brings the preparation and pricing decisions into one plan. It identifies the home’s strongest features, the useful comparisons, the records to assemble and the steps toward launch.
Send the unit number, preferred timing, occupancy, renovation history and your preparation questions. Include the parking and storage details you know. The review explains which comparables matter and outlines preparation, marketing and showings.
Start with the property and your goals. Any documents needed for the review can be shared through the appropriate private transaction process.
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Hi Adrian, I'd like a seller review for my Portofino Tower condo, including pricing comparisons, preparation and a marketing plan.
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Photo-comparison sources: dated MIAMI Association of REALTORS / SEFMLS listing sheets from June and October 2026, reviewed November 1, 2026. These support the visual comparison guidance; market figures use the separately disclosed supplied MLS exports.
Review Adrian’s Sales & Leasing Resume and client testimonials when considering representation. The role and circumstances of a transaction matter when assessing its relevance to your sale.
This independent brokerage guide is provided by Adrian Burke, Real Estate Broker Associate with ONE Sotheby’s International Realty, Florida license BK3317897. Building source review: October 31, 2026. Declaration references use physical PDF pages; dated project evidence supports only the scope identified above. Management confirms its current records and procedures.